2067 Pecan Grove Rd · Woodville, MS 39669

$95,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 140 Days on market

Built 1990 Fair condition 9,147 sqft lot $76/sqft · 42% below area Est $164k · 42% under ↓ 32% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• Appreciation +7.7/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.6/10.0

Listing remarks MLS

Welcome to lake life at 2067 Pecan Grove Road in Woodville, Mississippi, located on the highly sought-after Lake Mary. This 1,218± square foot cabin sits on a .21± acre lot and offers a laid-back, functional setup that's perfect for weekend getaways, fishing trips, or full-time lake living. The main level features two bedrooms and two full bathrooms, making it comfortable for family and guests, while the large loft upstairs provides additional sleeping space or a great hangout area for kids and friends. One of the standout features of this camp is the beautiful view overlooking Lake Mary, giving you a front-row seat to sunrises, sunsets, and everything in between. Down below, the camp is built on a solid slab with ample covered parking underneath, offering room for multiple trucks, boats, and lake toys—an absolute must for anyone who spends time on the water. The nearby boat launch is just a few lots away, making quick and easy access to the lake simple and convenient. Whether you're looking for a low-maintenance lake camp, a weekend escape, or a place to gather with family and friends, this property checks all the boxes. Lake Mary is well known for fishing, boating, and its relaxed atmosphere, and opportunities like this don't come along often. If you've been searching for an affordable, well-located lake cabin with great views and easy water access, 2067 Pecan Grove Road deserves a serious look.

Key facts

• Easy water access
• Nearby boat launch
• 9,147 sq ft lot

Tags

• VIEW OVERLOOKING LAKE MARY
• COVERED PARKING UNDERNEATH
• NEARBY BOAT LAUNCH
• LOW MAINTENANCE LAKE CAMP
• EASY WATER ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#104 in MS) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Wilkinson County School District (rural): math 4% / reading 11% proficiency, ranked #124 of 130 in MS (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.3% local appreciation)).
• Wilkinson County population projected at -37% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $164,496
• List price: $95,000
• Delta: -42.25%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.51×
• Total profit: $40,210
• Equity at exit: $55,642

10-year hold

• IRR: 22.8%
• Equity multiple: 5.00×
• Total profit: $106,492
• Equity at exit: $97,559

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Mississippi: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; very landlord-favorable; no rent control.

Methodology + full state rankings →

ZIP-level market 39669

• Home prices YoY: 6.4%
• Active inventory: 35
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $261

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $326	-5% $293	+0% $261	+5% $228	+10% $195
Rent	-10% $169	-5% $215	+0% $261	+5% $306	+10% $352
Rate	-1.0pp $308	-0.5pp $285	base $261	+0.5pp $236	+1.0pp $211

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 140 DOM
2. 2026-06-17
   days on market $95,000 Active 139 DOM
3. 2026-06-16
   days on market $95,000 Active 138 DOM
4. 2026-06-15
   days on market $95,000 Active 137 DOM
5. 2026-06-13
   days on market $95,000 Active 135 DOM
6. 2026-06-12
   days on market $95,000 Active 134 DOM
7. 2026-06-09
   days on market $95,000 Active 131 DOM
8. 2026-06-08
   days on market $95,000 Active 130 DOM
9. 2026-06-07
   days on market $95,000 Active 129 DOM
10. 2026-06-05
    days on market $95,000 Active 127 DOM
11. 2026-06-04
    days on market $95,000 Active 125 DOM
12. 2026-06-02
    days on market $95,000 Active 124 DOM
13. 2026-06-01
    days on market $95,000 Active 123 DOM
14. 2026-05-31
    days on market $95,000 Active 122 DOM
15. 2026-05-18
    price $95,000 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to lake life at 2067 Pecan Grove Road in Woodville, Mississippi, located on the highly sought-after Lake Mary. This 1,218± square foot cabin sits on a .21± acre lot and offers a laid-back, functional setup that's perfect for weekend getaways, fishing trips, or full-time lake living. The main level features two bedrooms and two full bathrooms, making it comfortable for family and guests, while the large loft upstairs provides additional sleeping space or a great hangout area for kids and friends. One of the standout features of this camp is the beautiful view overlooking Lake Mary, giving you a front-row seat to sunrises, sunsets, and everything in between. Down below, the camp is built on a solid slab with ample covered parking underneath, offering room for multiple trucks, boats, and lake toys—an absolute must for anyone who spends time on the water. The nearby boat launch is just a few lots away, making quick and easy access to the lake simple and convenient. Whether you're looking for a low-maintenance lake camp, a weekend escape, or a place to gather with family and friends, this property checks all the boxes. Lake Mary is well known for fishing, boating, and its relaxed atmosphere, and opportunities like this don't come along often. If you've been searching for an affordable, well-located lake cabin with great views and easy water access, 2067 Pecan Grove Road deserves a serious look.

16. 2026-05-01
    price $110,000 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to lake life at 2067 Pecan Grove Road in Woodville, Mississippi, located on the highly sought-after Lake Mary. This 1,218± square foot cabin sits on a .21± acre lot and offers a laid-back, functional setup that's perfect for weekend getaways, fishing trips, or full-time lake living. The main level features two bedrooms and two full bathrooms, making it comfortable for family and guests, while the large loft upstairs provides additional sleeping space or a great hangout area for kids and friends. One of the standout features of this camp is the beautiful view overlooking Lake Mary, giving you a front-row seat to sunrises, sunsets, and everything in between. Down below, the camp is built on a solid slab with ample covered parking underneath, offering room for multiple trucks, boats, and lake toys—an absolute must for anyone who spends time on the water. The nearby boat launch is just a few lots away, making quick and easy access to the lake simple and convenient. Whether you're looking for a low-maintenance lake camp, a weekend escape, or a place to gather with family and friends, this property checks all the boxes. Lake Mary is well known for fishing, boating, and its relaxed atmosphere, and opportunities like this don't come along often. If you've been searching for an affordable, well-located lake cabin with great views and easy water access, 2067 Pecan Grove Road deserves a serious look.

17. 2026-03-05
    price $130,000 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to lake life at 2067 Pecan Grove Road in Woodville, Mississippi, located on the highly sought-after Lake Mary. This 1,218± square foot cabin sits on a .21± acre lot and offers a laid-back, functional setup that's perfect for weekend getaways, fishing trips, or full-time lake living. The main level features two bedrooms and two full bathrooms, making it comfortable for family and guests, while the large loft upstairs provides additional sleeping space or a great hangout area for kids and friends. One of the standout features of this camp is the beautiful view overlooking Lake Mary, giving you a front-row seat to sunrises, sunsets, and everything in between. Down below, the camp is built on a solid slab with ample covered parking underneath, offering room for multiple trucks, boats, and lake toys—an absolute must for anyone who spends time on the water. The nearby boat launch is just a few lots away, making quick and easy access to the lake simple and convenient. Whether you're looking for a low-maintenance lake camp, a weekend escape, or a place to gather with family and friends, this property checks all the boxes. Lake Mary is well known for fishing, boating, and its relaxed atmosphere, and opportunities like this don't come along often. If you've been searching for an affordable, well-located lake cabin with great views and easy water access, 2067 Pecan Grove Road deserves a serious look.

18. 2026-01-29
    listed $140,000 Active 1446-char remark

    Show marketing remark (1446 chars)

    Welcome to lake life at 2067 Pecan Grove Road in Woodville, Mississippi, located on the highly sought-after Lake Mary. This 1,218± square foot cabin sits on a .21± acre lot and offers a laid-back, functional setup that's perfect for weekend getaways, fishing trips, or full-time lake living. The main level features two bedrooms and two full bathrooms, making it comfortable for family and guests, while the large loft upstairs provides additional sleeping space or a great hangout area for kids and friends. One of the standout features of this camp is the beautiful view overlooking Lake Mary, giving you a front-row seat to sunrises, sunsets, and everything in between. Down below, the camp is built on a solid slab with ample covered parking underneath, offering room for multiple trucks, boats, and lake toys—an absolute must for anyone who spends time on the water. The nearby boat launch is just a few lots away, making quick and easy access to the lake simple and convenient. Whether you're looking for a low-maintenance lake camp, a weekend escape, or a place to gather with family and friends, this property checks all the boxes. Lake Mary is well known for fishing, boating, and its relaxed atmosphere, and opportunities like this don't come along often. If you've been searching for an affordable, well-located lake cabin with great views and easy water access, 2067 Pecan Grove Road deserves a serious look.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,931
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,764
• Taxable income: $1,717
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,715/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Deck and flooring — Severe wear and structural issues.
• Major Exterior siding and paint — Severe weathering and peeling.
• Major Windows — Old, single-pane windows need replacement.
• Major Foundation and structural beams — Exposed beams and structural instability.
• Moderate Kitchen cabinets and countertops — Dated and worn appearance.
• Moderate Bathroom fixtures and cabinetry — Small, dated fixtures and cabinetry.
• Moderate Roof — Aged metal roof needs inspection and potential replacement.
• Minor HVAC system — No visible issues, but may need cleaning or minor repairs.

Value-add opportunities

• Both New deck and flooring — Enhances curb appeal and interior living space.
• Both Exterior siding and paint — Improves curb appeal and home value.
• Both New windows — Enhances natural light and home value.
• Both Foundation and structural repairs — Ensures structural integrity and safety.
• Both Kitchen and bathroom updates — Modernizes spaces and increases home value.
• Both HVAC system upgrade — Improves comfort and energy efficiency.
• Both Landscaping and curb appeal — Enhances home's aesthetic and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck and flooring · Severe wear and structural issues.	Major	$15,000–50,000
Exterior siding and paint · Severe weathering and peeling.	Major	$15,000–50,000
Windows · Old, single-pane windows need replacement.	Major	$15,000–50,000
Foundation and structural beams · Exposed beams and structural instability.	Major	$15,000–50,000
Kitchen cabinets and countertops · Dated and worn appearance.	Moderate	$3,000–15,000
Bathroom fixtures and cabinetry · Small, dated fixtures and cabinetry.	Moderate	$3,000–15,000
Roof · Aged metal roof needs inspection and potential replacement.	Moderate	$3,000–15,000
HVAC system · No visible issues, but may need cleaning or minor repairs.	Minor	$500–3,000
Total estimated repair cost · 8 items		$69,500–248,000

Value-add ROI direction

• Both New deck and flooring — Enhances curb appeal and interior living space. ↑
• Both Exterior siding and paint — Improves curb appeal and home value. ↑
• Both New windows — Enhances natural light and home value. ↑
• Both Foundation and structural repairs — Ensures structural integrity and safety. ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases home value. ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency. ↑
• Both Landscaping and curb appeal — Enhances home's aesthetic and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilkinson County School District
• NCES district ID: 2804710
• Math proficiency: 4% ▼ -12.00%
• Reading proficiency: 11% ▼ -5.00%
• Median HH income: $29,558
• Composite: 5.57/100
• National rank: #10025
• State rank: #124 of 130 in MS

Livability — Woodville

• Score: 65/100
• State rank: #104
• US rank: #12514

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,260

Population outlook (Wilkinson County) Hauer SSP2

• Today (2025): 7,916 people
• By 2030: 7,289 · -7.9%
• By 2040: 6,036 · -23.7%
• By 2050: 4,978 · -37.1%
• By 2075: 3,361 · -57.5%
• By 2100: 2,387 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Two or more races 3%
• Common ancestry: Lithuanian 3% Serbian 1%

Political lean MEDSL · Wilkinson

• 2024 margin: Strong D (+25.3) · D 62.0% · R 36.7% · Other 1.3%
• 2008→2024 swing: -13.1pp toward R · 2008: 38.4pp · 2024: 25.3pp
• All cycles: 2024: D+25.3 2020: D+34.5 2016: D+36.4 2012: D+39.3 2008: D+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.31%
• Current HPI: 88.8448
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-32.1% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $95,000 MLSU
• 2026-05-01 Price Changed $110,000 MLSU
• 2026-03-05 Price Changed $130,000 MLSU
• 2026-01-29 Listed $140,000 MLSU